BELLEVIEW
Homes for Sale in BELLEVIEW, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Belleview's median sits at $294,500, or about $190 per square foot, and in Marion County that price is driven far more by condition and lot than by any single prestige address. With a wide spread of housing stock, what you pay tracks closely to how much updating a home still needs, so the median is a midpoint to reason from, not a sticker you should expect every property to hit.
The posture right now is a market that has cooled. Prices are down 9.4% year over year, and the median home is taking 31 days to go under contract, so buyers have time to inspect, negotiate, and walk. For sellers, that means pricing to the current market rather than last year's — a home priced correctly still moves in about a month; one priced to the peak sits.
BELLEVIEW right now
🔴 Off the recent peak. The trailing-12-month median ($240K) is down 26.2% from the prior 12 months ($325K) and up 650% since 2012. With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 15. Confidence: Medium (9 and 9 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
BELLEVIEW market snapshot (as of July 15, 2026): the median sale price is about $240K ($186 per sq ft over the trailing 12 months of closed sales), and a median 41 days on market for closed sales. The trailing-12-month median is down 26% from the prior 12 months and up 650% since 2012, computed from record-level Stellar MLS closed sales (9 closings in the current window).
Belleview is a value-oriented Marion County market where a mid-$290s median buys more square footage than most coastal Northeast Florida towns. The story here is condition-driven pricing and a market that has given back some ground after a long run-up.
Who BELLEVIEW is best for.
Best for
- Value-focused buyers targeting a mid-$290s budget who want more space per dollar
- Buyers willing to weigh condition and take on updates in exchange for a lower entry
- Patient purchasers who want time to compare listings and negotiate rather than bid fast
Probably not for
- Buyers expecting rapid short-term appreciation after a year of falling prices
- Anyone needing a quick, guaranteed resale within a tight timeline
- Buyers who want turnkey, top-of-market finishes and are unwilling to underwrite condition
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($240K) IS the median in the snapshot above, and the move from 2025 ($325K) IS the -26.2% one-year change.
Windows contain 0 to 16 sales each (9 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Deemed reliable but not guaranteed.
BELLEVIEW Market Scorecard
BELLEVIEW is currently a balanced market., a median asking price of $297,450, and homes go under contract in about 48 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in BELLEVIEW
Live MLS inventory for BELLEVIEW. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending BELLEVIEW listings as of 2026-07-16, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Tap any home to ask about it.
BELLEVIEW on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at BELLEVIEW
- Pool · reported on 1367 of 2229 listings
- Clubhouse · reported on 1216 of 2229 listings
- Fitness Center · reported on 1047 of 2229 listings
- Golf Carts OK · reported on 1035 of 2229 listings
- Deed Restrictions · reported on 1028 of 2229 listings
- Tennis Court(s) · reported on 960 of 2229 listings
- Golf · reported on 875 of 2229 listings
- Gated · reported on 796 of 2229 listings
- Dog Park · reported on 748 of 2229 listings
- Pickleball Court(s) · reported on 717 of 2229 listings
- Restaurant · reported on 700 of 2229 listings
- Recreation Facilities · reported on 632 of 2229 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Marion County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hammett Bowen Jr. Elementary · Elementary
- Liberty Middle School · Middle
- West Port High School · High
Zoned schools reflect the assignments reported on recent BELLEVIEW listings and can change; always confirm with Marion County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any BELLEVIEW address.
The BELLEVIEW buying strategy.
If we were buying in BELLEVIEW today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in BELLEVIEW.
A cooling market with a long tail behind it
The single most striking number here is the long-term one: values are up 820% since 2012. That is the backdrop against which the current 9.4% annual pullback should be read — a correction off a very steep climb, not a collapse. A softer year does not erase that base, but it does mean recent buyers should not assume the last decade's pace continues.
Day-to-day, this reads as a balanced-to-slightly-slow market: a heat score of 52 and roughly a month to contract. That combination favors patient buyers who can compare several homes and let condition dictate their offer, and it rewards sellers who prepare the home and price it to today rather than to memory.
The location and the amenities are priced into every listing in BELLEVIEW. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in BELLEVIEW buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.7). Basis: Long-Term Appreciation +650% since 2012; Recent Direction -26.2% year-over-year; Pricing Power 95.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a condition-driven market like Belleview, the difference between a good buy and an overpay is knowing what a home actually needs behind the paint. We price off comparable condition, not headline medians, and we use the current 31-day pace and softer year-over-year numbers as real negotiating leverage — for buyers to press, and for sellers to position ahead of the pack instead of chasing it down.
BELLEVIEW in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a BELLEVIEW buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed BELLEVIEW sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BELLEVIEW, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BELLEVIEW home worth?
Get a no-obligation home value based on real comparable sales in BELLEVIEW, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in BELLEVIEW on the map →
Frequently Asked Questions
What is the median home price in BELLEVIEW?
How long do homes in BELLEVIEW take to sell?
Do cash buyers compete in BELLEVIEW?
Have BELLEVIEW home prices gone up?
Who is the best real estate agent for BELLEVIEW?
How do I find a top BELLEVIEW real estate agent who knows BELLEVIEW?
Can Momentum Realty connect me with an agent for BELLEVIEW?
Should you buy in BELLEVIEW?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near BELLEVIEW with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: July 16, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2006 (120 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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